This is a great fit with you unique experience as an appraiser as buying properties right is the key.

We have two houses with 150k equity in each that I'd like to 1031E and put down 25-30% on a couple multifamilies that cost 300k to 550k each (or 1MM combined).   

@Austin Shute if you intend it to be storage for the whole building, you'll need to figure out how to connect it to the common areas / hallway so all tenants can access it.But usually what folks do in this situation is combine the top floor with the closest unit and make it a bigger unit (a "townhouse" unit), rather than using a top floor for storage for the whole building.You might have to remove a door or two to connect the two units so the building inspector doesn't think you're going to keep renting the top floor as an illegal 5th unit, but as long as that's done I think you might be able to keep the bathroom up there.

Some unique marketing features, esp. at that price point.I investigated Tellus a bit, but they dropped desktop support.

How is breaking a key off in a lock due to anything but a faulty, worn out deadbolt or a cheap,thin key or the combination of both?

I am in the unique position where my wife is a realtor.

I'd ideally like a combination of both, but I guess it's even harder to have your cake and eat it too.

I think I will look into combining both of your guys's suggestions and do a cash-out refinance of $20k.

An $850/year payment on Plus would be coughing up the combined months rent I got for both my efficiency and my larger 1 bedroom apt.

You can easily combine both sides, renting where you live while investing in RE.